5305 S Maple Pl · Broken Arrow, OK 74011

$275,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 37 Days on market

Built 1999 8,039 sqft lot Est $261k · 5% over $17/mo HOA · 1% of rent ↓ 35% since listing

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.7/30.0
• ARV discount +5.1/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous home w/ tons of updates! Spectacular kitchen w/ georgous beamed ceiling, new ss appliances w/ 5 burner stove, new hardwoods thruout, professional landscaping, new roof, hw tank, light fixtures, and ceiling fans. Nice backyard w/ koi pond. Must see

Key facts

• Brand-new flooring
• Gorgeous kitchen
• Brick home

Tags

• BRICK HOME
• NEW INTERIOR PAINT
• BRAND-NEW FLOORING
• GORGEOUS KITCHEN
• GRANITE COUNTERTOPS
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-80 ($-955/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (22.5% below list).
• Recommended offer: $213k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Broken Arrow — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#7 in OK, #2,691 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities F.
• Broken Arrow (suburban): math 23% / reading 28% proficiency, ranked #79 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.1%/yr); 381 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $138k; list at $275k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,146 (22.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $260,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5305 S Maple Pl	0.00mi	3/2.0	1,526 (0%)	1mo	$270,000	$177	99
1305 E Durham St	0.42mi	3/2.0	1,532 (+0%)	1mo	$265,000	$173	79
5613 S Juniper Ave	0.23mi	3/2.5	1,652 (+8%)	4mo	$191,051	$116	70
1105 W Durham St	0.57mi	3/2.0	1,478 (-3%)	1mo	$225,000	$152	68
4511 S Narcissus Ave	0.64mi	3/2.0	1,485 (-3%)	8mo	$254,000	$171	59
5105 S Lions Ave	0.28mi	3/2.0	1,317 (-14%)	6mo	$225,000	$171	59
4508 S Ironwood Ave	0.70mi	3/2.0	1,449 (-5%)	1mo	$245,000	$169	58
4500 S Hickory Ave	0.75mi	3/2.0	1,557 (+2%)	7mo	$245,000	$157	56
4901 S Lions Ave	0.36mi	3/2.0	1,316 (-14%)	8mo	$247,000	$188	53
1113 W Durham St	0.54mi	3/2.0	1,320 (-14%)	2mo	$225,000	$170	50
1116 W Birmingham St	0.63mi	3/2.0	1,340 (-12%)	1mo	$195,000	$146	49
1706 W Austin Pl	0.68mi	3/2.0	1,716 (+12%)	2mo	$299,900	$175	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-47,321
• Equity at exit: $41,003

10-year hold

• IRR: -7.5%
• Equity multiple: 0.51×
• Total profit: $-38,032
• Equity at exit: $23,777

Cash invested: $77,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74011

• Rents YoY: 4.1%
• Active inventory: 381
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$115
• HOA: −$17
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-80

Break-even live

Break-even rent $2,232

Max offer price $260,938

Occupancy floor 99%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 W Birmingham Pl Broken Arrow, OK	3.0	2.0	1282	$1,750	$1.37	3d	1	0.61mi
4623 S Chestnut Ave Broken Arrow, OK	4.0	3.0	2023	$3,800	$1.88	19d	1	0.76mi
4610 S Aspen Ave Broken Arrow, OK	1.0–2.0	1.0–2.0	980	$1,781	$1.82	1d	36	0.77mi
4801 S Elm Pl Broken Arrow, OK	1.0–2.0	1.0–2.0	1028	$1,729	$1.68	1d	8	0.79mi
2602 W Tucson St Broken Arrow, OK	1.0–2.0	1.0–2.5	1028	$1,884	$1.83	1d	19	0.88mi
6308 S 1st Pl Broken Arrow, OK	3.0	2.0	1600	$3,400	$2.12	16d	1	1.11mi
7313 S Walnut Ave Broken Arrow, OK	3.0	2.0	1600	$1,990	$1.24	10d	1	1.25mi
4325 S Ash Ave Broken Arrow, OK	4.0	2.0	1400	$1,578	$1.13	21d	1	1.29mi
2242 W Quantico St Broken Arrow, OK	3.0	2.5	1296	$1,395	$1.08	23d	1	1.34mi
304 W Quantico St Broken Arrow, OK	2.0	2.0	1110	$1,050	$0.95	16d	1	1.42mi
2008 W Huntsville Pl Broken Arrow, OK	3.0	2.0	1568	$2,100	$1.34	3d	1	1.50mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: landscaping

Listing history 13 events

1. 2026-02-09
   status Pending
2. 2026-01-03
   listed $275,000 Active
3. 2010-08-31
   soldstatus $138,000
4. 2010-08-27
   soldstatus $138,000 257-char remark

   Show marketing remark (257 chars)

   Fabulous home w/ tons of updates! Spectacular kitchen w/ georgous beamed ceiling, new ss appliances w/ 5 burner stove, new hardwoods thruout, professional landscaping, new roof, hw tank, light fixtures, and ceiling fans. Nice backyard w/ koi pond. Must see

5. 2010-07-23
   historical 257-char remark

   Show marketing remark (257 chars)

   Fabulous home w/ tons of updates! Spectacular kitchen w/ georgous beamed ceiling, new ss appliances w/ 5 burner stove, new hardwoods thruout, professional landscaping, new roof, hw tank, light fixtures, and ceiling fans. Nice backyard w/ koi pond. Must see

6. 2010-05-24
   listed $142,900 257-char remark

   Show marketing remark (257 chars)

   Fabulous home w/ tons of updates! Spectacular kitchen w/ georgous beamed ceiling, new ss appliances w/ 5 burner stove, new hardwoods thruout, professional landscaping, new roof, hw tank, light fixtures, and ceiling fans. Nice backyard w/ koi pond. Must see

7. 2006-05-08
   soldstatus $125,000
8. 2006-04-28
   soldstatus $125,000 287-char remark

   Show marketing remark (287 chars)

   Picture perfect!Large, open liv; vltd cross-beam kit open to liv & din; eating bar & pantry; huge mstr w/ bay window; mstr bath w/ whirlpool, sep shower, his & her closests, dbl sinks & skylight; walk-ins in all br's; ceramic tile; goldfish pond; immaculate cond!

9. 2006-03-31
   historical 287-char remark

   Show marketing remark (287 chars)

   Picture perfect!Large, open liv; vltd cross-beam kit open to liv & din; eating bar & pantry; huge mstr w/ bay window; mstr bath w/ whirlpool, sep shower, his & her closests, dbl sinks & skylight; walk-ins in all br's; ceramic tile; goldfish pond; immaculate cond!

10. 2006-03-12
    listed $129,900 287-char remark

    Show marketing remark (287 chars)

    Picture perfect!Large, open liv; vltd cross-beam kit open to liv & din; eating bar & pantry; huge mstr w/ bay window; mstr bath w/ whirlpool, sep shower, his & her closests, dbl sinks & skylight; walk-ins in all br's; ceramic tile; goldfish pond; immaculate cond!

11. 2004-11-09
    soldstatus $123,500
12. 1999-03-22
    soldstatus $106,000
13. 1998-03-20
    soldstatus $420,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $2,277 · $190/mo
• Projected year-2 tax: $2,475 · $206/mo
• Expected delta: +$198/yr (+$16/mo · 8.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,578
• − Mortgage interest: −$15,404
• − Property taxes: −$2,277
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$204
• − Depreciation: −$8,000
• Taxable loss: −$5,775
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $431/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broken Arrow
• NCES district ID: 4005490
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $64,646
• Composite: 23.86/100
• National rank: #7801
• State rank: #79 of 270 in OK

Livability — Broken Arrow

• Score: 78/100
• State rank: #7
• US rank: #2691

Category grades

Amenities F Commute A+ Cost of living A+ Crime B+ Employment B+ Housing A+ Health & safety C+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broken Arrow, OK
• County: Tulsa County · 640,811 people
• City population: 144,172
• Metro: Tulsa, OK
• Population (ZIP): 33,900
• Household income: $99,157
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 389.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 15% Hispanic / Latino 10% Native American 4% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.15%
• Current HPI: 210.8302
• Rent YoY: ▲ 4.09%
• Metro: Tulsa, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

-34.5% since first listed

13 events — show timeline

• 2026-02-09 Pending — MLS Technology, Inc.
• 2026-01-03 Listed $275,000 MLS Technology, Inc.
• 2010-08-31 Sold (Public Records) $138,000 Public Records
• 2010-08-27 Sold (MLS) $138,000 MLS Technology, Inc.
• 2010-07-23 Listing Removed — MLS Technology, Inc.
• 2010-05-24 Listed $142,900 MLS Technology, Inc.
• 2006-05-08 Sold (Public Records) $125,000 Public Records
• 2006-04-28 Sold (MLS) $125,000 MLS Technology, Inc.
• 2006-03-31 Listing Removed — MLS Technology, Inc.
• 2006-03-12 Listed $129,900 MLS Technology, Inc.
• 2004-11-09 Sold (Public Records) $123,500 Public Records
• 1999-03-22 Sold (Public Records) $106,000 Public Records
• 1998-03-20 Sold (Public Records) $420,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,277 · +11.5% YoY. Source: county tax records.